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ITEM 4.1ITEM 4_1 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone; 763.231 .5840 Facsimile: 763.427.0520 TPQ@PlanningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Sausser Addition REPORT DATE: 2 March 2017 ACTION DEADLINE: 31 March 2017 TPC FILE: 101.02 BACKGROUND Mr. William Sausser owns a 40.28 acre parcel north of 60th Street between Oakwood Avenue and Packard Avenue developed with one single family dwelling. The subject site is guided by the Comprehensive Plan for future low density residential uses and is currently zoned A-1, Agriculture Rural Service District. The property owner is requesting approval of a Zoning Map amendment rezoning to A-2, Agriculture Long Range Urban Service District, a CUP allowing lot areas in the A-2 District with less than 20 acres, and a preliminary/final plat to subdivide three lots. A public hearing has been noticed for the Planning Commission meeting on 6 March 2017 to consider the application. Exhibits: A. Site Location B. Preliminary/Final Plat. ANALYSIS Comprehensive Plan. The subject site is guided for future low density residential uses within Urban Service Expansion Area E2 by the 2012 Comprehensive Plan. Until such time as sanitary sewer and water utilities area available to the subject site, the interim land use plan policies of the 2012 Comprehensive Plan limit development density to 1 dwelling unit per 10 acres. The subject site is allowed four development rights. The existing single family dwelling accounts for one of the development rights and the three lots proposed by the preliminary/final plat will utilize the remaining three development rights. All of the parcels must be deed restricted to prohibit further subdivision until rezoned to allow for future development of low density residential uses served by sanitary sewer and water utilities as guided by the Comprehensive Plan, Zoning. The subject site is zoned A-1 District, which allows development of single family dwellings at a density of one dwelling unit per 40 acres and minimum lot size of 20 acres for lots established after October 2002. The applicant is requesting a rezoning of the subject site to A-2 District allowing for development at one dwelling unit per 10 acres and subdivision of three lots each with less than 20 acres in area for a single family dwelling by approval of a conditional use permit consistent with the interim land use plan established by the Comprehensive Plan. The existing single family dwelling will remain within a 32.87 acre lot as a permitted use. Lot Requirements. Lots within the A-2 District must have a minimum area of 20 acres and minimum width of 450 feet. To maintain contiguous tracts of land for future urban development, the A-2 District requires that subdivided lots conform either to this minimum lot area of 20 acres or that all but one lot not exceed 2.5 acres in area subject to approval of a conditional use permit. The applicant is proposing to subdivide the existing single family dwelling onto a lot having an area of 32.87 acres and subdivide three lots with an area of 2.0 acres or less. Section 20-52-5.H of the Zoning Ordinance allows for the creation of lots less than 20 acres in area within the A-2 District by conditional use permit based on compliance with the following criteria: All other applicable requirements of Section 20-52-6 of this Chapter are complied with. 2. A concept plan utilizing all development rights allowed by Section 20-52- 6.8 of this Chapter is submitted and recorded with the subdivision. 3. Lots are to be clustered and the overall subdivision designed in such a manner so as to provide for logical future street and utility extensions. 4. No lot shall be less than one (1) acre in size or 150 feet in width. 5. The maximum lot size for clustered lots in the Urban Service Reserve Area shall be two and one-half (2.5) acres except if one of the following conditions is met: a. Topography, soils, wetlands, or other natural features dictate a larger minimum lot area. PA b. The location of existing buildings cannot be fully accommodated in compliance with applicable setback requirements of Section 20- 52-6. C of this Chapter. C. One (1) development right as allowed by Section 20-52-6.8 of this Chapter is used for a dwelling located on the present parcel outside of the residential cluster. 6. A resubdivision plan for future division of each lot with availability of municipal sanitary sewer service is submitted and recorded on the deed for each lot. Principal and accessory buildings shall be located on each lot in conformance with all present and future setback requirements based on the resubdivision plan. 7. A deed restriction is placed on the parcel exercising development rights and all subdivided lots to prohibit additional subdivision unless is conforms to applicable zoning district requirements. 8. Each lot is capable of accommodating a private well and septic system. 9. The provisions of Section 20-4-2.F of this Chapter are considered and satisfactorily met. The three proposed lots all front to 601h Street. Two lots are clustered at the southwest corner of the parcel with a 60 foot corridor between for a future public right-of-way to be developed with subdivision of the 32.87 acre parcel when sanitary sewer and water utilities are available. The third proposed lot is located at the southeast corner of the subject site. The design of the proposed preliminary/final plat is appropriate for ensuring logical resubdivision of the 32.87acre parcel in the future. However, the City Engineer's office has stated that plat documents with non-contiguous lots/blocks as shown are not acceptable; as such the 32.87 acre parcel must also be included in the preliminary/final plat as a lot. Access. The subject site and existing single family dwelling is accessed from 60th Street, which is a gravel rural section roadway within prescriptive easement. The 2012 Transportation Plan designates 60th Street as a future major residential collector street. The preliminary/final plat provides for dedication of 40 feet of the north half of 60th Street consistent with the right-of- way requirements established by the Subdivision Ordinance and Engineering Manual. Direct lot access to major residential collector streets is prohibited. Access to the proposed two lots at the southwest corner of the subject site will be allowed via a shared driveway within the 60 foot wide future public right-of-way, which would be replaced by a public street upon future subdivision of the 32.87 acre parcel when sanitary sewer and water utilities are available. The proposed lot at the southeast corner of the subject site should be shifted 30 feet west and a 30 foot wide outlot deeded to the City for future right-of-way for when the parcel to the east is subdivided. The lot will be required to locate its driveway to access 60th Street within the outlot, which will eventually be replaced by public street. Setbacks. The table below illustrates the required setbacks applicable to the subject sites and the proposed lots to be subdivided. The proposed lots will be required provide for a 35 foot setback for the future local streets between the two proposed lots at the southwest corner of the subject site and the outlot to the east of the proposed lot at the southeast corner of the subject site. Setbacks from wetlands as required by Section 20-16-5.F.4.b of the Zoning Ordinance must also be shown on the preliminary/final plat. Minimum Setbacks 601h St. Future Side Rear Wetland Local St. 65 ft. 35ft. 10 ft. 50 ft. 40ft. Grading Plan. No grading plan has been submitted for the proposed subdivision. The applicant is required to provide a wetland delineation report for the preliminary/final plat. A vegetative buffer overlaid by conservation and drainage and utility easements is required for all delineated wetlands by Section 20-16-5.F.4.d of the Zoning Ordinance. The wetland delineation report and all grading, drainage, and erosion control issues are subject to review and approval of the City Engineer. Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot wide drainage and utility easements at the perimeter of the proposed lot. The required drainage and utility easements are shown on the preliminary/final plat and are subject to review and approval by the City Engineer. Utilities. The proposed lots would be served by individual on-site septic and well utilities. The applicant has submitted soil boring reports for the proposed subdivision. Construction of a single family dwelling on each of the three lots will require provision of a septic system with primary and secondary drainfield sites. The suitability of the lots to accommodate on site utilities is subject to review and approval by the City Engineer. Park and Trail Dedication. The subdivision of the subject site to create three additional lots requires dedication of land or payment of a cash fee in lieu of land for park and trail dedication. City staff recommends that the applicant pay a cash fee in lieu of land for the three additional lots subdivided by the preliminary/final plat satisfying park and trail dedication requirements due with this application. Development Agreement. There are no public improvements to be constructed as part of the preliminary/final plat. As such, it is not necessary for the applicant to execute a development agreement with the City for the preliminary/final plat. 11 Criteria. Consideration of the requested Zoning Map amendment and conditional use permit applications is to be based upon, but not limited to, the criteria outlined in Section 20-3-2.F and Section 20-4-2.F of the Zoning Ordinance: The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. Comment: The Comprehensive Plan guides the subject site for future low density residential uses with interim rural land uses until sanitary sewer and water utilities are available. The proposed rezoning will allow for a subdivision of three rural single family lots consistent with the interim land use plan. 2. The proposed use's compatibility with present and future land uses of the area. Comment: Surrounding land uses currently consist of cultivated fields as well as an approved future electric substation for Wright -Hennepin abutting the southwest corner of the subject site. The surrounding area will remain in rural land uses until such time as urban services are available. The proposed subdivision will be compatible with the existing and planned land uses surrounding the subject site. 3. The proposed use's conformity with all performance standards contained within the Zoning Ordinance and other provisions of the City Code. Comment: The proposed subdivision will conform to all requirements of the Zoning Ordinance, Subdivision Ordinance, and Engineering Manual. 4. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed use is not anticipated to generate traffic that will overwhelm the capabilities of the existing streets serving the property. 5. The proposed use can be accommodated by existing public services and facilities and will not overburden the City's service capacity. Comment: The proposed subdivision can be accommodated by the City's existing service capacity. RECOMMENDATION City staff recommends approval of the requested Zoning Map amendment, CUP, and preliminary/final plat to subdivide three rural single family lots from the existing 40.28 acre parcel as outlined below. 5 POSSIBLE ACTIONS Decision 1— Zoning Map Amendment A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District to A-2 District based on a finding that the request is consistent with the Comprehensive Plan. B. Motion to deny the application based on a finding that the request is inconsistent with the Comprehensive Plan. C. Motion to table. Decision 2 — Conditional Use Permit and Preliminary/Final Plat A. Motion to approve a conditional use permit allowing administrative subdivision of a lot with an area less than 20 acres within the A-2 District, and the preliminary/final plat of the Sausser Addition, subject to the following conditions: All of the lots within the preliminary/final plat shall be deed restricted to prohibit further subdivision until such time as rezoned to allow for future land uses as guided by the Comprehensive Plan with availability of sanitary sewer and water utilities. 2. The preliminary/final plat shall be revised to: Include the 32.87 acre parcel as platted lot and all lots shall be designated as being within Block 1. b. Shift the lot at the southeast corner 30 feet to the west; the area between the east line of said lot and the east plat line shall be platted as an outlot deeded to the City as future right-of-way. 3. No direct lot access to 60th Street, other than the existing driveway accessing the existing single family dwelling, shall be permitted. 4. The two proposed lots at the southwest corner of the plat shall be required to utilize a shared driveway from 60th Street within the 60 foot wide future right-of- way corridor; an ingress/egress easement terminating upon dedication of the 60 foot wide corridor as public right-of-way and construction of a public street shall be recorded to allow for the required shared access. 31 5. The proposed lot at the southwest corner of the plat shall be required to utilize a driveway from 60th Street within the abutting outlot, with said access to be provided via a public street constructed within the outlot in the future upon subdivision of the 32.87 acre parcel or abutting parcel to the east. 6. All lots shall be subject to the following setback requirements: Minimum Setbacks 60`h St. Future Side Rear Wetland Local St. 65 ft. 35ft. 10 ft. 50 ft. 40ft. 7. The applicant shall provide a wetland delineation report for the preliminary/final plat. A vegetative buffer overlaid by conservation and drainage and utility easements is required by Section 20-16-5.F.4.d of the Zoning Ordinance at the perimeter of all delineated wetlands. The wetland delineation report shall be subject to review and approval of the City Engineer. 8. All grading, drainage, and erosion control issues shall be subject to review and approval of the City Engineer. 9. All drainage and utility easements as required by Section 21-7-15 of the Subdivision Ordinance are subject to review and approval of the City Engineer. 10. The ability of the proposed lots to accommodate on-site septic and well utilities shall be subject to review and approval by the City Engineer. 11. The applicant shall pay a cash fee in lieu of land to satisfy park and trail dedication requirements for three lots upon approval of the preliminary/final plat. B. Motion to deny the application based on a Comment that the request is inconsistent with the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance. C. Adam Flaherty, Interim City Administrator Tami Loff, City Clerk Andy MacArthur, City Attorney Ron Wagner, City Engineer William Sausser 7 1185 38 60aTiH rtZrr,7 7. w _ - 114800042100 1148 00041100114800{ Q 144800042200_ I } 1.114144001170 � w ✓ a "b" r 1.148000441001 000 55TH.ST;NE ST5'4 y SJ� 114800043100 44L - •J o I , �, �Ilf�• 1�yr .,� Overview Legend Roads —•CSAHCL ®CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate — State Hwy — US Hwy City lTowns hip Limits ❑ c ❑t oParcels f 1185003 2200 118500332100 118500321102 4 -: Lu Z �► 1185003211'03 ' _ 118500342: i�?� FR; .7.TH,.CIR��NE K/ - 118500321403 I =j R _ 118500343 41135,00324100 118500333101 11850,0334101 11850034 118500324103 F1 3 62NDtST 118500324400.'= 118500333300 :118500334300 - 1185003344001185003433 60aTiH rtZrr,7 7. w _ - 114800042100 1148 00041100114800{ Q 144800042200_ I } 1.114144001170 � w ✓ a "b" r 1.148000441001 000 55TH.ST;NE ST5'4 y SJ� 114800043100 44L - •J o I , �, �Ilf�• 1�yr .,� Overview Legend Roads —•CSAHCL ®CTYCL — MUNICL — PRIVATECL — TWPCL Highways Interstate — State Hwy — US Hwy City lTowns hip Limits ❑ c ❑t oParcels PREPARED FOR. orjTla 7S 445 I iA ^:330 {], 76,}-iA1-41.13 SOIL TESTING BY: Ymm SEM -CES. we PAA 931 455. 10631E w 55353 M- 33-3YR-77ffi rYYLL}p 118-54P-3373�3WS7 AL"SDL'7J, iTd75TEE 6104 OJJ'Wm A\E. 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